The mobile home park market in Genesee County, Michigan
57 registered parks, 12,754 spaces — what's here, how big it is, and what it's worth. Built from the the Michigan Manufactured Housing Commission (LARA) registry, not from listings.
- 57Registered parks
- 12,754Total spaces
- 179Median park size
- 1610–100 spaces
We don't sell parks and we don't have listings. This page is the registry data a buyer usually can't get in one place — park count, size mix, and the rent rules that cap your upside. For what's actually on the market, you still need a broker or a direct-mail campaign.
Park sizes in Genesee County
Size decides almost everything about a small park deal: what it costs, whether a lender will touch it, and whether you can run it yourself. 16 of 57 fall in the 10–100 space band most first-time buyers target.
| 10–30 spaces | 2 parks |
|---|---|
| 31–60 spaces | 7 parks |
| 61–100 spaces | 7 parks |
| 101–150 spaces | 7 parks |
| Over 150 spaces | 34 parks |
What a park this size earns
A park is priced on its income, not on the land. Take the rent it actually collects, subtract operating expenses to get net operating income, and divide by the cap rate buyers accept locally. At the median 179-space park here, every $25/month of lot rent across every lot is roughly $53,700 a year of gross rent — and at a 7% cap rate, a dollar of NOI is worth about $14 of value.
Run the numbers on a 179-space park
Before you underwrite anything here, check what the law lets you do with rent: the Michigan rent-increase calculator applies the 2026 rules to a park this size, and what other owners run their books on is worth knowing before you inherit someone's spreadsheet.
Rent rules that apply here
Michigan has no mobile-home-specific rent law — no cap on the amount, and no dedicated notice period. A lot-rent increase is treated like any change to a month-to-month tenancy under Michigan's general statute (MCL 554.134), so check what your own lease requires.
The largest parks in Genesee County
- Sun Pineview Estates LLC — 1011 spaces, Flint
- Mt Morris Highlands LLC — 685 spaces
- Neptune Enterprises LLC — 608 spaces, Lennon
- North Morris Communities LLC — 598 spaces, Mount Morris
- White Oak Mi LLC — 480 spaces
- Fsi Grand Blanc Property LLC — 478 spaces, Grand Blanc
- Cosmonet-Indianhills LLC — 429 spaces, Flint
- Mi 2020 Meadowbrook LLC — 401 spaces, Flushing
See all 57 parks in Genesee County →
Common questions
How many mobile home parks are in Genesee County?
57 parks are registered with the Michigan Manufactured Housing Commission (LARA) in Genesee County, Michigan, holding 12,754 spaces between them. That's the registry count as of July 23, 2026 — it counts licensed parks, not parks currently for sale.
What size are the parks in Genesee County?
The median registered park here has 179 spaces, and 16 of 57 sit in the 10-to-100-space band that small buyers typically target — big enough to cover debt service, small enough to run without on-site staff.
How much can lot rent be raised in Michigan?
Michigan has no mobile-home-specific rent law — no cap on the amount, and no dedicated notice period. A lot-rent increase is treated like any change to a month-to-month tenancy under Michigan's general statute (MCL 554.134), so check what your own lease requires.
Does Lot Sidekick list parks for sale in Genesee County?
No. This is a directory built from the Michigan state registry, not a brokerage — we don't have listings and we don't take a commission. What's here is the market context you'd want before you go looking: how many parks exist, how big they are, and what the rent rules allow.
Free tools
- Park value & profitability estimator: what the park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 Michigan rules applied to your park.
- RUBS calculator: split one master-meter water bill across your lots so the pennies add up exactly.
- Water submeter calculator: two meter reads in, an at-cost tenant bill out.
- Notice generator: a clean, printable rent-increase notice with the dates filled in.
- Prorated rent calculator: the exact first-month charge when someone moves in mid-cycle.
Source: Michigan Department of Licensing and Regulatory Affairs (LARA) manufactured home community licenses (aca-prod.accela.com), as of July 23, 2026. Counts come from the state's registry and can lag real life. See something out of date? Tell us, or claim the page.